Valorey Salter, The Mortgage Navigator - NMLS #2160067

Valorey Salter, The Mortgage Navigator - NMLS #2160067 Licensed Loan Officer NMLS 2160067
Equal Housing Opportunity
Schedule your call: valoreysalter.com

05/20/2026

VA loans are NOT requiring peeling paint repairs on homes built 1978 or newer anymore.

Why? Because 1978 is the magic year tied to lead-based paint concerns. Homes built after that are generally outside of that requirement.

So if someone told you, “It won’t go VA because there’s chipped paint,” the first question should be…

How old is the house?

Friendly reminder: VA loans are not the scary, impossible loans some folks make them out to be. Sometimes we’re out here fighting myths harder than interest rates.

Guidelines can vary based on overall property condition and lender/investor overlays. Not a commitment to lend. Equal Housing Lender.

05/17/2026

Conventional loans can use seller credits too… and the amount depends on how much you’re putting down. 👇🏻

🏡 Less than 10% down = seller can contribute up to 3%

🏡 10% to 24.99% down = seller can contribute up to 6%

🏡 25% or more down = seller can contribute up to 9%

See a house that recently dropped the price? Offer the original price and ask for a seller credit instead.

That money can help cover closing costs and even buy down your rate.

This is how buyers keep more cash in their pocket. It’s not always about getting the lowest sales price. Sometimes it’s about structuring the deal better.

If you’re sitting on the sidelines because you think you need a ton of cash to buy, let’s talk strategy. There may be more options than you realize.

Powell… OUT! 👋🏼 But wait, there’s more… The Fed Chair does not personally hand out mortgage rates like Oprah handing out...
05/16/2026

Powell… OUT! 👋🏼 But wait, there’s more…

The Fed Chair does not personally hand out mortgage rates like Oprah handing out cars.

Mortgage rates move off the bond market. Inflation. Investor confidence. Economic outlook. Treasury yields. Global uncertainty. Consumer spending. Jobs data.

And you know what markets hate more than high rates?

Uncertainty.

That’s why industry professionals are watching this closely. Not because someone new magically walks in and drops rates to 3%, but because anytime leadership changes at the Federal Reserve, Wall Street starts trying to predict the future before the future even happens.

Reality check:
People still get married.
People still get divorced.
People still relocate.
People still outgrow homes.
People still downsize.
Life keeps moving whether Jerome Powell stays or goes.

The smart move is not trying to outguess Washington.

The smart move is understanding YOUR numbers, YOUR payment, YOUR goals, and YOUR timeline.

A good mortgage strategy is built around YOUR financial picture, not social media panic posts and clickbait headlines.

The Mortgage Navigator will always tell you the truth, not just what gets engagement.

You make good money.You hustle.You reinvest.And come tax time… you write it off like you’re supposed to.Then you go to b...
05/07/2026

You make good money.
You hustle.
You reinvest.
And come tax time… you write it off like you’re supposed to.

Then you go to buy a house and suddenly someone tells you that you “don’t make enough.”

Make it make sense.

This is exactly why our 1-Year 1099 Income Program exists.

Instead of digging through tax returns that don’t reflect your real earning power, we can use your 1099 income to qualify.

Built for:
• Independent contractors
• Gig workers and commission-based earners
• Business owners who don’t fit inside the traditional box
• Anyone whose tax strategy is working against them in a mortgage file

This is for the ones doing it right on paper… but getting penalized for it in lending.

There’s more than one way to structure a deal. You just have to work with someone who actually knows how.

If you’ve been told no, or “not yet,” let’s take another look.

Subject to credit and underwriting approval. Not all applicants will qualify. Program availability, terms, and conditions may vary. Income calculated based on eligible IRS Form 1099 documentation and lender guidelines. Additional documentation may be required. This is not a commitment to lend. Equal Housing Lender.

05/06/2026

Started out as a processor.
Trained by an underwriter.
Thrown straight into the deep end.

I don’t just “take applications.”
I understand how the file is built from the inside out.

I work files backwards from the end goal.
Clear to close.

That means I’m looking for problems before they become conditions.
Finding solutions before the panic sets in.
Structuring loans with the finish line in mind, not just the preapproval letter.

A lot of people can take an application.
Not everybody knows how to actually get the deal to the closing table.

There’s a difference.

05/04/2026

I could sit here and post stats.
How many deals I’ve closed after another lender said no.
How many files I’ve picked up off the floor from big box lenders who dropped the ball.
How many times I’ve gone above and beyond.
But let’s be honest… that kind of marketing reads like a political flyer a month before election day.
I'm just someone who shows up and knows how to get it done.
That’s it.

04/29/2026

The Federal Reserve came out today and said… we’re not touching rates.

That means the federal funds rate is staying right where it is, sitting between 3.5% and 3.75%.

And honestly? No one in the industry is shocked.

The market already saw it coming. Industry tools had it at basically a 100% chance of a hold. Translation… this was baked in before the announcement even hit.

Now let’s clear something up real quick, because this is where people get it twisted.

The Fed does NOT directly set mortgage rates.

But what they do say and how they act? That moves the market. Especially things like the 10-year Treasury, which is what mortgage rates actually tend to follow.

And right now, the Fed is in full “wait and see” mode. Why?

Because of global uncertainty… especially with what’s going on between the U.S. and Iran. Oil prices are shaky, inflation could flare back up, and the economy hasn’t clearly weakened enough to justify cutting rates yet.

So instead of guessing… they’re holding.

We also haven’t seen a single rate cut in 2026 so far. Earlier this year, people were betting on cuts happening by now, but that’s been pushed back thanks to inflation concerns tied to energy prices.

Even if things calm down overseas, that doesn’t automatically mean rate cuts are coming. The job market is softening a little, but it’s not falling apart. And until it does… the Fed is going to stay cautious.

Inside the mortgage world, nobody expected anything different. There’s just not enough data right now to justify making a move.

So what does this mean for you?

It means we’re still in a market where strategy matters more.

Rates are influenced by a lot more than just one announcement. And if you’re sitting on the sidelines waiting for the “perfect” rate… you might be waiting longer than you think.

Next Fed decision drops June 15. We’ll be watching.

Until then… we navigate. 🧭

04/17/2026

Big win for Alabama property owners 👏

Governor Kay Ivey just signed SB 292 into law, now officially the Alabama Property Protection Act (Act 2026-536)

Let me break it down the way I would tell my clients:

Title fraud is real. And it’s not some rare, “that would never happen to me” situation. We’re talking about people literally pretending to be you, selling your property, or taking loans out against it… without you ever knowing.

This new law puts some teeth in the fight against that.

Here’s what it does:
• Adds identity verification at key points in the process.
• Creates faster ways to fix it if fraud does happen so you’re not stuck in court for years trying to prove you own your own property
• Cranks up criminal penalties for anyone trying to pull this mess
• Sets up a recovery fund to help victims
• Gives probate offices the option to notify you when something is filed on your property

The properties getting targeted the most?
Paid-off homes
Vacant land
Rural properties

Sound familiar? That’s a big chunk of Baldwin County and surrounding areas.

Bottom line, this law is a step in the right direction. It doesn’t mean you can ignore what’s going on with your property, but it does give you more protection and faster solutions if something goes sideways.

Shoutout to the folks who pushed this through.

If you own property, especially land or something that’s free and clear, this is your reminder to stay aware.

Because nobody should have to fight to prove they own what’s already theirs.

Fannie Mae is making it easier to close deals…but they’re also making sure the condos are actually stableAnd honestly? I...
04/16/2026

Fannie Mae is making it easier to close deals
…but they’re also making sure the condos are actually stable
And honestly? It’s about time.

If you work condos, especially anywhere along the Gulf Coast, you’re going to want to pay attention to this.

Fannie Mae dropped Lender Letter LL-2026-03 and it’s a mix of “finally” and “read the fine print.”

The GOOD news (and there’s a lot of it):

✔️ More small condo projects can skip full reviews
If it’s 10 units or less, we may be able to move quicker
✔️ Investor concentration limits are gone
Yes… that 50% cap that used to kill deals? Gone
✔️ Florida condos just got easier
No more mandatory PERS review for new attached projects
✔️ Insurance just got a little less painful
Roofs don’t have to be replacement cost anymore - Roofs must be insured, but do not have to be insured on a replacement cost basis.

👉 Translation: Fewer deals dying over insurance and red tape

Now here’s the part nobody is talking about enough:

⚠️ Condo budgets just got put under a microscope
Reserves are increasing from 10% to 15%
And those “barely scraping by” HOAs?
They’re going to have a harder time qualifying

⚠️ Limited Review is going away
That middle-ground option is DONE by August 2026

What this means for YOU as an agent:

If you’re listing a condo:
👉 Start asking about reserves NOW
👉 Know your HOA financials before you go under contract

If you’re representing a buyer:
👉 Don’t assume a condo is financeable just because it looks good

If you have questions, or would like me to email you a copy of the latest lender letter, please message me.

Address

Robertsdale, AL
36567

Telephone

+12512232816

Website

Alerts

Be the first to know and let us send you an email when Valorey Salter, The Mortgage Navigator - NMLS #2160067 posts news and promotions. Your email address will not be used for any other purpose, and you can unsubscribe at any time.

Shortcuts

Share

Category